Woodend FAQs.

Your questions answered.

About GemLife Woodend
You place in the country

Get ready to live a whole new life at GemLife Woodend. Downsize your responsibilities and upsize your lifestyle to enjoy luxurious low-maintenance living and premium recreational facilities in the spectacular Macedon Ranges.

Master-planned specifically for the over-50s, GemLife Woodend’s luxuriously appointed two and three-bedroom homes are designed with a low maintenance, lock-up-and-go lifestyle in mind. A huge range of premium sporting and leisure facilities are on offer in the resort’s beautiful lakeside country club and recreational precinct, giving plenty of opportunities for fitness, socialising, leisure or quiet relaxation.

GemLife Woodend redefines over-50s living so you can live the life you deserve.


Located near the historic township of Woodend in Victoria’s breathtaking Macedon Ranges region, GemLife Woodend is a picturesque oasis surrounded by manicured gardens and its very own protected woodlands, habitat for an extremely rare population of Black Gum trees. Woodend itself is the quintessential modern rural village, home to a cosmopolitan cafe culture, an active arts scene, wine and book stores, fantastic local and gourmet produce, and nearby to acclaimed vineyards. Close to the region’s iconic Hanging Rock reserve and fabulous spa country towns, GemLife Woodend is less than 60 minutes drive from Melbourne.

What makes GemLife different?

GemLife over-50s lifestyle resorts are all about freedom – freedom to live your best life and the financial freedom to make it happen.

GemLife buyers own their own home, paying a weekly site fee that contributes to site and facilities maintenance, similar to body corporate fees. Because home ownership is separate to the ownership of the land, which is owned by GemLife, homes are affordable, freeing up your capital to enjoy the things in life most important to you. In Victoria, these types of developments are technically known as residential land lease communities (RLLC). GemLife resorts are not retirement villages and operate on an entirely different model.

GemLife guarantees no hidden costs, offering a simple and transparent financial structure to provide homeowners with flexibility and financial freedom, including:

Because the land is owned by GemLife, you do not pay entry fees or stamp duty when you purchase your home.

GemLife does not charge exit fees (in Victoria, these are also known as Deferred Management Fees). Many retirement villages, for example, charge Deferred Management Fees comprising anywhere between 25 and 50 per cent of the sale price of your home and, when you sell, may also have the right to request your home be refurbished at your expense. Some land lease communities also charge exit fees.

At GemLife homeowners keep 100% of any capital gains made upon the sale of their homes, unlike retirement villages, which often keep a percentage of capital gains.

About site fees

GemLife Woodend charges a weekly site fee to cover the cost of operating and maintaining the resort. These fees contribute to security gates, the resort bus, country club and communal area maintenance, components of council fees and charges, as well as onsite managers and administration of the resort. We ensure your investment is safe and maintained to the highest of standards. Site fees are reviewed annually.

If you are a pensioner in an over-50s lifestyle resort you may be eligible for Federal Government Rent Assistance which helps cover a portion of your site fees, reducing your costs. For more information visit www.humanservices.gov.au or call 132 300.

What is a residential land lease community?

Victoria’s residential land lease communities provide an innovative and sustainable way to finance affordable housing that is ideal for those who are ready to downsize. Homeowners own their home and ‘rent’ the land, paying a weekly site fee that typically contributes to the cost of maintaining common facilities, as well as general operational overheads.

Does GemLife Woodend have on-site management?

Yes. Our experienced on-site managers carefully maintain the facilities, grounds, gardens and take care of the general operation of our resorts.

What facilities are provided?

GemLife Woodend offers an outstanding and extensive array of premium facilities for exclusive use by residents and their guests. Facilities inside the resort’s lakeside country club include a bar, dining and lounge areas, grand ballroom with theatre stage, heated indoor swimming pool and spa, indoor games room, ten-pin bowling alley, golf simulator, gym, creative arts studio and more. Facilities also include a championship-sized bowling green, tennis court and fully-equipped residents’ workshop.

Can I bring my caravan, trailer or boat?

GemLife Woodend provides homeowners the option for on-site caravan and boat storage, subject to availability.

Are visitors welcome?

All family and friends are welcome. Additional fees may apply however, if people other than the homeowners occupy your home on a long-term or permanent basis.

Are pets welcome?

Yes. Pets are part of the family. All our resorts are pet friendly and include an off-leash area for dogs. Pets must be approved by resort management and owners must follow the resort’s pet policy.

Do I receive the title to my home?

A Certificate of Ownership is provided upon completion of your home.

Can I rent my home?

GemLife resorts are exclusively for owner-occupiers. This means you never have to worry about regular changes in occupants of neighbouring homes.

Can I sell my GemLife home?

Yes, you own your home and may sell it at any time or leave it to a beneficiary in your will. You can sell your home through a real estate agent or GemLife – the choice is yours. As there are no exit fees, you retain 100% of any capital gains generated. You don’t share your profits with GemLife.

What is the duration of my site agreement?

A site agreement gives you certainty about ongoing costs and clearly lays out your rights and responsibilities. Site agreements provide a 90-year secure lease for homeowners. When you sell your home, a new 90-year lease applies. Your right to live in the resort and enjoy its facilities is entirely protected by state law, administered by Consumer Affairs Victoria.

Will my home be guaranteed?

All homes are covered by a statutory structural guarantee for seven years. GemLife homes are built to the highest standards. We strive to ensure the quality of our homes is market leading. Many of our competitors build their homes to minimum standards of the Building Code of Australia. GemLife goes further to offer homes that exceed these building codes and are superior – inside and out.

How do I reserve a site?

A fully-refundable holding deposit secures a conditional first option on your preferred site. A full refund of your holding deposit can be arranged at any time.

What happens when I enter an unconditional building contract?

Our sales team will invite you to select a site, home design and list of inclusions. You will be presented with a schedule detailing the cost of your home. When you are happy with the schedule, you will be asked to enter a standard building contract for the construction of your new home and pay a further amount.


GemLife homes boast a minimum six-star energy rating. GemLife uses the latest technology to ensure superior thermal and environmental efficiency and all homes have solar PV panels installed as standard.

Electricity & gas

GemLife has negotiated a bulk-buy for the resort’s power and gas supplies, invoicing homeowners monthly. Each home has its own power and gas meters to ensure invoices can be verified accurately. The solar panels ensure that GemLife homes are extremely power-efficient, resulting in significant savings for homeowners.


Each home has its own water meter and is invoiced by GemLife. Residents are charged for water based on the average amount of water they use each day and any fixed service charges that may apply, exactly the same way they would ordinarily pay for water bills.

Utility rebates

Homeowners holding a relevant concession card may be eligible for electricity and gas rebates such as the Annual Electricity Concession or the Winter Gas Concession. For more information, contact the Concessions Information Line on 1800 658 521.


GemLife resorts are gated, with multiple security measures in place to give you peace of mind. Entry and exit to GemLife Woodend is monitored by number-plate recognition, great for security and also your convenience. Homes also come with an alarm system for added peace of mind. All doors and windows are fitted with robust security screens, complete with a 15-year warranty.


The information contained in this page has been prepared in good faith and while every care has been taken in preparing the content, it is intended only as general guide. It may be changed without notice and must not be relied upon. GemLife makes no representations and gives no warranties of whatever nature in respect of this information, including but not limited to the accuracy or completeness of any facts and/or opinions contained therein. Prospective buyers must satisfy themselves about all matters contained on this page and can only rely on information within a formal contract.


GemLife’s premium locations are chosen based on the natural beauty of their surroundings as well as the convenience to local amenities.

GemLife now has ten resorts across Australia with more in the pipeline.